4 bedroom house

Location
Kings Clough Farm is situated in a stunning rural location just outside the picturesque hamlet of Back Rowarth. The nearby hamlet of Rowarth has a public house and the villages of Hayfield, has a range of basic amenities including a church, public houses, post office, village shop, doctor’s surgery and primary school. The market towns of Glossop, Chapel en le Frith and the town of Whaley Bridge offer a wider range of facilities including supermarkets, high street shops, restaurants and secondary schools. There are many nearby local walks and bridleways throughout the Peak Park. The village has rural countryside surrounding, however benefits from access onto main roads leading to the A624 within 1.5 miles and the A57 leading to the surrounding market towns of Glossop (4 miles) and Chapel en le Frith (8 miles) and the city of Manchester (16 miles) away.

Directions
From Glossop, head south along the A624 Chunal Lane out of the town. Follow the road into the village of Chunal and continue through following the A624. After approximately 1 mile out of Chunal, turn right onto Monks Road, sign posted for Charlesworth. Continue along Monks Road for approximately 0.75 miles and turn left onto Monks Road which is sign posted for Back Rowarth and then turn left again, following Monks Road. Follow the road around a right and bend with King Clough Farm being the second property on the right-hand side, indicated by our for-sale boards.

Background
We understand that the property dates date to the early 1800’s and has been updated over their ownership. The property has been owned by the current vendors for 43 years and therefore, the property has not been offered to the market for some time.

Description
The sale of Kings Clough Farm offers an outstanding opportunity to acquire a country property in a rural yet accessible location. The property is excellently located for many nearby bridleways and walks including the Pennine Way. The property is set in 25 acres surrounding the house, together with a range of traditional outbuildings and stables. The four-bedroom traditional farmhouse offers spacious accommodation for a family with potential to convert the adjoining barns into further accommodation (subject to the necessary consents), enjoying views towards open countryside and valley beyond. The house is positioned down a driveway with spacious immediate gardens surrounding the house, together with a track leading down to the stable building and yard area. The land comprises grassland extending to approx. 25 acres suitable for grazing and most for mowing. There is a further 20 acres of grassland adjoining, available by separate negotiation.

Accommodation
The property has the benefit of double glazing together with an oil-fired central heating system and comprises the following:

Entrance Hallway
With an entrance door and area for hanging coats with doors leading into the Sitting Room and Cloakroom:

Cloakroom
With a WC and wash hand basin, window to the rear and vinyl flooring.

Sitting Room:
With twin windows to the front overlooking the garden with a window seat, a feature stone fireplace and hearth with an open fire, exposed ceiling beams, a radiator and doors into the Dining Room and a door to an inner hall.

Dining Room:
A spacious room with a door leading from the Sitting Room, having twin windows to the front with a window seat, radiator, exposed ceiling beams, an exposed stone wall and a feature stone fireplace housing a multifuel burner. There is ample room for a dining table and a seating area.

Breakfast Kitchen:
With a window to the rear, floor and wall wooden kitchen units with a 1 ½ sink and drainer, a freestanding electric oven, grill and hob with extractor fan over, plumbing for a dish washer, space for an upright fridge freezer, fully tiled walls, vinyl flooring, exposed ceiling beams, radiator and a breakfast bar area. There are doors leading into the Dining Room and out in the rear garden.

Inner Hall leading from the Sitting Room.

Office/Play Room:
With twin windows to the rear aspect and a door into.

Utility Area:
With plumbing for washing machine and tumble drier, built-in storage cupboard and houses the oil-fired central heating boiler.

Landing:
With a staircase rising to the first-floor landing, loft access and a built-in storage cupboard.

Master Bedroom:
With aspect windows overlooking the front and side with views across the open countryside, together with a radiator and a door into:

Ensuite Shower:
With a shower cubicle and fully tiled walls.

Bedroom Two:
A large double bedroom with a window overlooking the front garden, exposed ceiling beams, feature stone wall together with a radiator.

Bedroom Three:
A double bedroom with a window overlooking the rear with far reaching views, exposed beams and a radiator.

Bedroom Four:
A single bedroom with a window overlooking the rear with far reaching views.

Family Bathroom:
With an integrated bath, WC and wash hand basin, built in storage under the sink, a further storage cupboard, a window to the rear, radiator, electric underfloor heating and tiled walls.

Gardens and Orchard
There are generous gardens surrounding the house, with broad, well stocked borders with an excellent selection of herbaceous plants, shrubs and trees surrounding the lawned areas, providing colour from early spring to late autumn. There is also an orchard with a selection of fruit trees, a wildlife pond, vegetable plot and a stream bordering the gardens to the west.

Entrance Driveway
The driveway to the property leads from the road, along a stone driveway into main yard area which provides parking for numerous vehicles and access around to the track leading to the stable building and further yard area.

Stone Barn adjoining the House (12' 8'' x 30' 5'' (3.87m x 9.27m))
Attached to the house, a two-storey barn with tiled roof, comprising one space on the ground floor, formerly housing cubicles, having doors at both ends and a window to the front. On the first floor there is multiple windows and comprising one space. The building would be suitable for conversion into an annex, holiday let or to extend the house, subject to the necessary consents.

Mono Pitched Barn (17' 5'' x 29' 2'' (5.3m x 8.9m))
Attached to the house, positioned on the opposite side to the building above, a stone-built building with a sheeted roof, with pedestrian doors to the front and rear, internally separated into four loose boxes with concrete flooring. The building has potential for other uses such as further accommodation, subject to the necessary consents.

Stable Building
Positioned below the house, a concrete block building separated into five stables with concrete flooring and all having integral tack and feed area to the rear of the stables, four having built in feed bowls and stable doors to the front. Three of the stables measure 3.76m x 2.89m and two stables measuring 3.76m x 3.91m. The building has electric, lighting and water.

Yard Area
To the front of the stable building, is an outdoor yard area with concrete block walls, concrete floor and vehicle gates, used as an outdoor holding yard for livestock. To the side of the stable building is a hardcore area ideal for produce or vehicle storage.

Potential Manege
An existing level area measuring 20m x 40m with post and rail fencing with planted screening. The surface is currently down to grass but a sand and rubber surface or similar could be put down, subject to the necessary consents.

Land
The land is down to permanent pasture extending to 25 acres with all being suitable for grazing of all livestock and majority for mowing. The land is split into various fields with post and wire fencing and dry-stone walling. All the land has the benefit of mains water supply.

Further Land Available
There is approx. 20 acres of grassland adjoining which is available by separate negotiation, shown edged in blue on the property plan and overhead photographs. The land has a natural water source and all is suitable for grazing and some for mowing, together with direct access off the Lane.

Services
Mains electric with a spring water supply and drainage to a septic tank. The property has oil fired central heating system.

Timber and Sporting Rights
We understand these to be included in the sale as far as they exist.

Basic Payment Scheme and Environmental Stewardship
The land is not currently registered with the rural payments, but is eligible for annual payments. The land is not currently entered into an environmental stewardship scheme.

Tenure & Possession
The property will be sold freehold with vacant possession upon completion.

Rights of way, wayleaves and easements
The property is sold subject to and with the benefit of all other rights of way, wayleaves and easements that may exist whether or not they are defined in these particulars. We understand public footpaths cross the property.

Fixtures and Fittings
Only those referred to in these particulars are included in the sale.

Local Authority
High Peak Borough Council, Buxton

Planning Authority
Peak District National Park, Bakewell

Council Tax Band
F

EPC
TBC

Viewing
Strictly by appointment through the selling agents Bagshaws at the Bakewell Office 01629 812777.

Method of Sale
The property will be offered for sale by Private Treaty.

Vendors Solicitor
Davies Blank Furniss
10 Ellison Street
Glossop
SK13 8BZ
Tel: 01457 860604